STANDARD METHOD FOR MEASURING< FLOOR AREA IN OFFICE BUILDINGS

Transcription

1 ANSI/BOMA Z STANDARD METHOD FOR MEASURING< FLOOR AREA IN OFFICE BUILDINGS An American National Standard Approved June 7, 1996 by American National Standards Institute, Inc. Secretariat Building Owners and Managers Association International 1201 New York Avenue, N.W. Suite 300 Washington, D.C (202) Fax:

2 BUILDING OWNERS AND MANAGERS ASSOCIATION (BOMA) INTERNATIONAL The premiere trade association of the office building industry, BOMA International is a dynamic international federation of 87 U.S., ten Canadian, and three international associations. Individuals join BOMA through local BOMA associations. Principal members own and/or manage more than 6 billion square feet of commercial office space. Associate members provide the goods and services needed to operate those properties. Founded in 1907, BOMA International s mission is to actively and responsibly represent and promote the commercial real estate industry s interests through effective leadership and advocacy; the collection, analysis, and dissemination of information; and professional development. MEMBER SERVICES AND PROGRAMS BOMA International s Annual Convention and The Office Building Show are held each June, with the Winter Business Meeting and Leadership Conference taking place each January. BOMA offers continuing educational opportunities through timely seminars on relevant topics. Professional certification programs are offered through the Building Owners and Managers Institute (BOMI) and BOMA Local Associations. The combined lobbying efforts of BOMA Local Associations and BOMA International effectively represent the industry s interests before legislative, regulatory, and code-making bodies. BOMA s annual Office Building of The Year (TOBY) awards recognize outstanding commercial, corporate, medical, and government office buildings. PUBLICATIONS Members receive Skylines, BOMA s award-winning newsmagazine. Skylines provides national and regional news and feature stories on industry issues. BOMA International publishes numerous research and reference materials. Since 1920, the annual Experience Exchange Report has provided operating expense and income data on more than 4,700 buildings. Subjects of other BOMA publications include the Americans with Disabilities Act, Leasing, Security and Emergency Planning, Medical Office Buildings, Preventive Maintenance, Telecommunications, and Indoor Air Quality. For a publications catalog, call , or visit BOMA s web site, For information on BOMA International membership, research activities, industry representation, seminars, and the annual convention, contact BOMA International at (202) or visit BOMA s home page,

3 An American National Standard ANSI/BOMA Z STANDARD METHOD FOR MEASURING FLOOR AREA IN OFFICE BUILDINGS PUBLISHED BY: Building Owners and Managers Association International 1201 New York Avenue, N.W., Suite 300 Washington, D.C Phone: (202) Fax: (202) Home page: PUBLISHED BY BOMA INTERNATIONAL UNDER THE DIRECTION OF: George A. Julin, III, RPA, President W.S. (Bill) Garland, First Vice President Edmund J. Mazzei, Sr., RPA, Secretary/Treasurer Mark W. Hurwitz, Ph.D., CAE, Executive Vice President PRODUCED BY: Henry Chamberlain, CAE, APR, Senior Vice President Gerard L. Lederer, Esq., Vice President, Government and Industry Affairs Lisa M. Prats, Vice President, Communications and Membership Michael Jawer, Assistant Vice President, Government and Industry Affairs Theresa M. Kramer, Director of Marketing Erin Hensley, Manager, Graphics Services SPECIAL THANKS TO: Brigett L. Reilly, RPA, Reilly Asset Management, who provided invaluable leadership for this project both as Chair of BOMA s Standard Method of Floor Measurement Committee and the ANSI Z65.1 Canvass Group Jean-Pierre Bertrand, RPA, The Montreal General Hospital, who provided immeasurable support both as Vice Chair of BOMA s Standard Method of Floor Measurement Committee and the ANSI Z65.1 Canvass Group Kent Gibson, CPM, Michael J. Maher, RPA, and Robert Parfet, who provided long-term assistance as members of BOMA s Standard Method of Floor Measurement Committee as well as the Steering Committee of the ANSI Z65.1 Canvass Group Robert Finke, Phynyx Realty Services, who developed and revised the illustrations that accompany the text; and Jocelyn Lafond, RPA, President of BOMA/Quebec, who had the illustrations reformatted. i

4 BOMA International has developed this publication as a service to the office building industry and to the public. Use of this publication is voluntary and should be undertaken after an independent review of the applicable facts and circumstances of the particular projects. Although BOMA International has made all reasonable efforts to present comprehensive and accurate information, NO GUARANTEES OR WARRANTIES, INCLUDING ANY EXPRESS OR IMPLIED WARRANTIES OF MERCHANTABILITY OR FITNESS ARE MADE WITH RESPECT TO THIS PUBLICATION BY BOMA INTERNATIONAL, ITS OFFICERS, DIRECTORS, EMPLOYEES, OR AGENTS, WHO ALSO ASSUME NO LEGAL RESPONSIBILITY FOR THE ACCURACY OF THE PRESENTATIONS, COMMENTS, OR OTHER INFORMATION IN THIS PUBLICATION. IN ADDITION, NO LIABILITY IS ASSUMED AND ALL LIABILITY IS EXPRESSLY DISCLAIMED FOR NEGLIGENCE OR DAMAGES OF ANY KIND, ANY DECISIONS, CONTRACTS, COMMITMENTS, OBLIGATIONS OR ANY OTHER ACTIONS UNDERTAKEN OR MADE ON THE BASIS OF THE INFORMATION CONTAINED IN THIS PUBLICATION. This document has important legal consequences and independent consultation with an attorney is advised and encouraged with respect to execution or modification. Copyright (c) 1996 by BOMA International. All rights reserved. Printed in the United States of America. No part of this publication may be reproduced or distributed in any form or by any means, or stored in a data retrieval system, without prior written permission of the publisher, BOMA International. ISBN: Published by: Building Owners and Managers Association International 1201 New York Avenue, N.W., Suite 300 Washington, D.C Phone: (202) Fax: (202) Home page: Publication orders:

5 DEVELOPED AND APPROVED BY THE ANSI Z65.1 CANVASS GROUP (Note: the following list is not meant to imply that every member voted to approve the revised Standard) Individual Organization Represented Brigett L. Reilly, RPA (Chair)...Reilly Asset Management Jean-Pierre Bertrand, RPA (Vice Chair)...The Montreal General Hospital Craig A. Auberger...American Association of Certified Appraisers Richard D. Baier...Koll Real Estate Services J. Fernando Barrueta...Barrueta & Associates Henry T. Dechert...Plan Data Corporation Robert Finke...Phynyx Realty Services, Inc. John Frain...Peregrin Property Services Kent C. Gibson, CPM...Zions Securities Corp. Barbara S. Harris...City Centre Development William H. Heerdt...ITT Hartford Insurance Group James E. Herbert, Jr....U.S. General Services Administration - Public Buildings Service Carl H. Jordan, PE...Consulting Mechanical Engineer R. Scott Kuklish...KCS Properties, Inc. Michael J. Maher, RPA...GE Capital Ronald E. Malmfeldt, MAI...Southwest Realty Advisors Janice Marquis...Russell Development Co., Inc. Bruce Megowan, CPA...The Yarmouth Group, Inc. Robert E. Messer, AIA...Consulting Architect Gerald A. Miller...State of Wisconsin - Department of Administration W. Lee Minnerly...The Appraisal Institute Suzanne Mintz...Greenwell Goetz Architects, PC John F. Olson, CFM...John Olson & Associates Robert Parfet...Planimetron Terry Resnick...Pace Compumetrics, Inc. Michael Schley, AIA...FM: Systems W. David Snook...The Appraisal Foundation Peter L. Stevenson...Stevenson Systems, Inc. John A. Van Deusen...John A. Van Deusen & Associates Everett Whiteside...State of California - Office of Buildings and Grounds iii

6 HISTORY In 1915, the Building Owners and Managers Association (BOMA) International developed the Standard Method of Floor Measurement for Office Buildings. This first Standard was readily accepted as a national industry standard and stood for over 35 years without amendment. With the advent of block type building design, a revised Standard was adopted by BOMA International in This was further revised in 1955 to become the American National Standard, of which BOMA International was a cosponsor. In 1971, the Standard was revised to reflect leasing concepts and practices in effect at that time. BOMA International revised the Standard in 1980 to further clarify the point to which measurements are taken relative to the exterior wall of a building, and to establish the basic methods for measuring the office area of a given floor. The 1989 review resulted in a French translation and the addition (not officially part of the Standard) of a Question and Answer section with the most frequently asked questions about the Standard. This Standard Method for Measuring Floor Area in Office Buildings is the result of joint action by participating organizations under the auspices of the American National Standards Institute. It was originally adopted September 15, Reissued (without change) December 1, Revised and reissued December 8, Revised and readopted December 6, 1955, and reissued January 10, Reprinted April 1963; April 1966; April, Revised and readopted June, 1971 and reprinted April, 1972; February, 1973; August, Revised and readopted June, 1980 and reissued August, Reaffirmed June 21, 1989, and reprinted August Revised and readopted June 7, AMERICAN NATIONAL STANDARD An American National Standard implies a consensus of those substantially concerned with its scope and provisions. An American National Standard is intended as a guide to aid the manufacturer, the consumer, and the general public. The existence of an American National Standard does not preclude anyone, whether he/she has approved the standard or not, from manufacturing, marketing, purchasing, or using products, processes, or procedures not conforming to the standard. American National Standards are subject to periodic review and users are cautioned to obtain the latest editions. The American National Standards Institute does not develop standards and will in no circumstances give an interpretation of any American National Standard. Moreover, no person shall have the right or authority to issue an interpretation of an American National Standard in the name of the American National Standards Institute. CAUTION NOTICE: This American National Standard may be revised or withdrawn at any time. The procedures of the American National Standards Institute require that action be taken to reaffirm, revise or withdraw the standard no later than five years from the date of publication. Purchasers of American National Standards may receive the most current information on all standards by contacting the American National Standards Institute at (212) (This page is not officially a part of the Standard Method for Measuring Floor Area in Office Buildings, ANSI/BOMA Z )

7 INTRODUCTION This revised Standard is a building-wide method of measurement, allowing spaces that benefit all the building occupants to be measured and allocated on a pro-rata basis. This represents a major change from the previous (1981) edition, which measured office space on a floor-by-floor basis. The need for such a changed approach was first identified within BOMA International in While surveys showed that the Standard was the most commonly used method of measurement for office buildings, they also documented that it was not being universally applied on a floor-byfloor basis. Buildings constructed during the 1980s tended to incorporate design elements intended to benefit building occupants generally, rather than on a floor-by-floor basis (for example, spacious entrance lobbies with concierge desks, health clubs, daycare facilities, conference centers, etc.). In view of this trend, BOMA s marketplace information indicated a widespread need to fairly account for these building-wide amenities. Additionally, revision of the Standard meets a need for greater clarity in the presentation of concepts and definitions. The previous edition generated too many questions on too many issues to be considered adequate for continued use. These concerns have been thoroughly discussed, and are addressed in a definitive manner here. In order to produce a revised Standard that achieves the aims in a clear and practicable way, various new definitions have been introduced, explaining concepts such as Floor Usable Area, Floor Rentable Area, Floor Common Area, and Building Common Area. With each new term, illustrations were developed to convey the new approach visually. While additional questions will no doubt arise and further guidance materials may need to be developed, those responsible for the revised Standard believe it is a sound document that will meet the needs of architects, space planners, interior designers, engineers, building owners and managers, facility owners and managers, leasing professionals, asset managers, appraisers, and others concerned with the measurement of office space. The document is designed to be easier to use though the inclusion of two new features: the Overview of Method section on page 4, and the Global Summary of Areas section on pages In addition to familiarizing themselves with the definitions used in the Standard (all of which are capitalized for quick recognition), users are encouraged to reference these two sections. The Overview of Method outlines the steps needed to measure areas within an office building, while the Global Summary enables users to step back and chart the interrelationship of concepts and terms described in the Standard. (This To avoid page is not misinterpretation, officially a part of the Standard this page Method should for Measuring not Floor be used Area in without Office Buildings, the ANSI/BOMA complete Z ) document. v

8 TABLE OF CONTENTS History...iv American National Standard...iv Introduction...v Foreword...1 Preface...1 Definitions...2 Overview of Method...4 Ratios and Equations...4 Illustrations, DOMINANT PORTION...5 Measuring GROSS BUILDING AREA...10 Measuring FLOOR RENTABLE AREA...12 Measuring FLOOR USABLE AREA...14 Measuring USABLE AREA...16 Illustrations, USABLE AREA...17 Illustrations, FLOOR COMMON AREA...18 Calculating STORE AREA...20 Calculating BASIC RENTABLE AREA...21 Measuring BUILDING COMMON AREA...22 Illustrations, BUILDING COMMON AREA...24 Calculating RENTABLE AREA...25 Global Summary of Areas...26

9 FOREWORD A standard s purpose is to permit communication and computation on a clear and understandable basis. Another important purpose is to allow comparison of values on the basis of a generally agreed upon method of measurement. For more than 75 years, BOMA International has sponsored the Standard Method for Measuring Floor Area in Office Buildings. The BOMA Standard has been the one accepted and approved by the American National Standards Institute (ANSI). The result is a method of measurement used by building owners, managers, facilities managers, tenants, appraisers, architects, leasing professionals, lending institutions and others to compute the floor area of an office building. This Standard may be used to measure space in both existing and new office buildings. BOMA International urges all its members and others in the office building industry to use the Standard to measure office space. Facilities professionals are also encouraged to use the Standard in allocating building expenses to various cost centers or for comparing occupancy. (This Foreword is not officially a part of the Standard Method for Measuring Floor Area in Office Buildings, ANSI/BOMA Z ) PREFACE It is not uncommon for an area calculated from the building plans to differ from the area measured on site. It is also not uncommon for a site measurement and calculation by one party to differ from the same measurement and calculation by another party. The calculation for an area, resulting from site measurement by the building owner or manager, is deemed accurate if a re-measurement gives result with variance of two percent (2%) or less. If the variance is greater than two percent (2%), BOMA International recommends that an unbiased professional third party be sought to assist in resolving the matter. 1

10 DEFINITIONS FINISHED SURFACE shall mean a wall, ceiling or floor surface, including glass, as prepared for tenant use, excluding the thickness of any special surfacing materials such as panelling, furring strips and/or carpet. DOMINANT PORTION shall mean the portion of the inside FINISHED SURFACE of the permanent outer building wall which is 50% or more of the vertical floor-to-ceiling dimension, at the given point being measured as one moves horizontally along the wall. DOMINANT PORTION itself is a vertical measurement between FINISHED SURFACEs (or a series of vertical measurements), with the number of measurements needed based upon the conditions found along the wall. If, for instance, a window system is 4-6 (1.372 meters) high and the floor to ceiling dimension is 9-0 (2.743 meters), the DOMINANT PORTION is the inside surface of the glass for the full width of the window system. If, however, the window system is 4-5 (1.346 meters), the DOMINANT PORTION is the inside surface of the wall. In designs of alternating window systems and wall sections, the DOMINANT PORTION will move in and out as often as conditions dictate. If no FINISHED SURFACE of the permanent outer building wall is 50% or more of the vertical floor-toceiling dimension, or if the permanent outer building wall is not vertical, the DOMINANT PORTION shall be the inside finished surface of the wall where it intersects the finished floor. In the case of STORE AREA with street level frontage, the DOMINANT PORTION shall be the building line. GROSS BUILDING AREA shall mean the total constructed area of a building. It is generally not used for leasing purposes. GROSS MEASURED AREA shall mean the total area of a building enclosed by the DOMINANT PORTION, excluding parking areas and loading docks (or portions of same) outside the building line. It is generally not used for leasing purposes and is calculated on a floor by floor basis. MAJOR VERTICAL PENETRATIONs shall mean stairs, elevator shafts, flues, pipe shafts, vertical ducts, and the like, and their enclosing walls. Atria, lightwells and similar penetrations above the finished floor are included in this definition. Not included, however, are vertical penetrations built for the private use of a tenant occupying OFFICE AREAs on more than one floor. Structural columns, openings for vertical electric cable or telephone distribution, and openings for plumbing lines are not considered to be MAJOR VERTICAL PENETRATIONs. FLOOR RENTABLE AREA shall mean the result of subtracting from the GROSS MEASURED AREA of a floor the MAJOR VERTICAL PENETRATIONs on that same floor. It is generally fixed for the life of the building and is rarely affected by changes in corridor size or configuration. USABLE AREA shall mean the measured area of an OFFICE AREA, STORE AREA, or BUILDING COMMON AREA on a floor. The total of all the USABLE AREAs for a floor shall equal FLOOR USABLE AREA of that same floor. OFFICE AREA shall mean the area where a tenant normally houses personnel and/or furniture, for which a measurement is to be computed. STORE AREA shall mean the area of an office building suitable for retail occupancy. STORE AREAs are included in FLOOR RENTABLE AREA and RENTABLE AREA.

11 FOREWORD A standard s purpose is to permit communication and computation on a clear and understandable basis. Another important purpose is to allow comparison of values on the basis of a generally agreed upon method of measurement. For more than 75 years, BOMA International has sponsored the Standard Method for Measuring Floor Area in Office Buildings. The BOMA Standard has been the one accepted and approved by the American National Standards Institute (ANSI). The result is a method of measurement used by building owners, managers, facilities managers, tenants, appraisers, architects, leasing professionals, lending institutions and others to compute the floor area of an office building. This Standard may be used to measure space in both existing and new office buildings. BOMA International urges all its members and others in the office building industry to use the Standard to measure office space. Facilities professionals are also encouraged to use the Standard in allocating building expenses to various cost centers or for comparing occupancy. (This Foreword is not officially a part of the Standard Method for Measuring Floor Area in Office Buildings, ANSI/BOMA Z ) PREFACE It is not uncommon for an area calculated from the building plans to differ from the area measured on site. It is also not uncommon for a site measurement and calculation by one party to differ from the same measurement and calculation by another party. The calculation for an area, resulting from site measurement by the building owner or manager, is deemed accurate if a re-measurement gives result with variance of two percent (2%) or less. If the variance is greater than two percent (2%), BOMA International recommends that an unbiased professional third party be sought to assist in resolving the matter. 1

12 DEFINITIONS FINISHED SURFACE shall mean a wall, ceiling or floor surface, including glass, as prepared for tenant use, excluding the thickness of any special surfacing materials such as panelling, furring strips and/or carpet. DOMINANT PORTION shall mean the portion of the inside FINISHED SURFACE of the permanent outer building wall which is 50% or more of the vertical floor-to-ceiling dimension, at the given point being measured as one moves horizontally along the wall. DOMINANT PORTION itself is a vertical measurement between FINISHED SURFACEs (or a series of vertical measurements), with the number of measurements needed based upon the conditions found along the wall. If, for instance, a window system is 4-6 (1.372 meters) high and the floor to ceiling dimension is 9-0 (2.743 meters), the DOMINANT PORTION is the inside surface of the glass for the full width of the window system. If, however, the window system is 4-5 (1.346 meters), the DOMINANT PORTION is the inside surface of the wall. In designs of alternating window systems and wall sections, the DOMINANT PORTION will move in and out as often as conditions dictate. If no FINISHED SURFACE of the permanent outer building wall is 50% or more of the vertical floor-toceiling dimension, or if the permanent outer building wall is not vertical, the DOMINANT PORTION shall be the inside finished surface of the wall where it intersects the finished floor. In the case of STORE AREA with street level frontage, the DOMINANT PORTION shall be the building line. GROSS BUILDING AREA shall mean the total constructed area of a building. It is generally not used for leasing purposes. GROSS MEASURED AREA shall mean the total area of a building enclosed by the DOMINANT PORTION, excluding parking areas and loading docks (or portions of same) outside the building line. It is generally not used for leasing purposes and is calculated on a floor by floor basis. MAJOR VERTICAL PENETRATIONs shall mean stairs, elevator shafts, flues, pipe shafts, vertical ducts, and the like, and their enclosing walls. Atria, lightwells and similar penetrations above the finished floor are included in this definition. Not included, however, are vertical penetrations built for the private use of a tenant occupying OFFICE AREAs on more than one floor. Structural columns, openings for vertical electric cable or telephone distribution, and openings for plumbing lines are not considered to be MAJOR VERTICAL PENETRATIONs. FLOOR RENTABLE AREA shall mean the result of subtracting from the GROSS MEASURED AREA of a floor the MAJOR VERTICAL PENETRATIONs on that same floor. It is generally fixed for the life of the building and is rarely affected by changes in corridor size or configuration. USABLE AREA shall mean the measured area of an OFFICE AREA, STORE AREA, or BUILDING COMMON AREA on a floor. The total of all the USABLE AREAs for a floor shall equal FLOOR USABLE AREA of that same floor. OFFICE AREA shall mean the area where a tenant normally houses personnel and/or furniture, for which a measurement is to be computed. STORE AREA shall mean the area of an office building suitable for retail occupancy. STORE AREAs are included in FLOOR RENTABLE AREA and RENTABLE AREA.

13 DEFINITIONS BUILDING COMMON AREA shall mean the areas of the building that provide services to building tenants but which are not included in the OFFICE AREA or STORE AREA of any specific tenant. These areas may include, but shall not be limited to, main and auxiliary lobbies, atrium spaces at the level of the finished floor, concierge areas or security desks, conference rooms, lounges or vending areas, food service facilities, health or fitness centers, daycare facilities, locker or shower facilities, mail rooms, fire control rooms, fully enclosed courtyards outside the exterior walls, and building core and service areas such as fully enclosed mechanical or equipment rooms. Specifically excluded from BUILDING COMMON AREA are FLOOR COMMON AREAs, parking space, portions of loading docks outside the building line, and MAJOR VERTICAL PENETRATIONs. FLOOR USABLE AREA shall mean the sum of USABLE AREAs of OFFICE AREAs, STORE AREAs and BUILDING COMMON AREAs of a floor. The amount of FLOOR USABLE AREA can vary over the life of a building as corridors expand and contract and as floors are remodeled. FLOOR COMMON AREA shall mean the areas on a floor such as washrooms, janitorial closets, electrical rooms, telephone rooms, mechanical rooms, elevator lobbies, and public corridors which are available primarily for the use of tenants on that floor. FLOOR R/U RATIO shall mean the conversion factor that, when applied to USABLE AREA, gives the BASIC RENTABLE AREA of the OFFICE AREA, STORE AREA or BUILDING COMMON AREA. BASIC RENTABLE AREA of an OFFICE AREA, STORE AREA or BUILDING COMMON AREA shall mean the USABLE AREA of that OFFICE AREA, STORE AREA or BUILDING COMMON AREA and its share of the FLOOR COMMON AREAs on that floor. BASIC RENTABLE AREA is determined by multiplying the USABLE AREA of that OFFICE AREA, STORE AREA or BUILDING COMMON AREA by the FLOOR R/U RATIO. The total BASIC RENTABLE AREA of a tenant occupying more than one floor shall be the sum of its BASIC RENTABLE AREAs on each floor. The total of all BASIC RENTABLE AREAs on a floor shall equal the FLOOR RENTABLE AREA of that same floor. BUILDING RENTABLE AREA shall equal the sum of all the FLOOR RENTABLE AREAs. BUILDING R/U RATIO shall mean the conversion factor that distributes the BUILDING COMMON AREA of a building. RENTABLE AREA shall mean the USABLE AREA of an OFFICE AREA or STORE AREA with its associated share of FLOOR COMMON AREAs and BUILDING COMMON AREAs. RENTABLE AREA is determined by multiplying the USABLE AREA of an OFFICE AREA or STORE AREA by the R/U RATIO. The total of all RENTABLE AREAs equals the BUILDING RENTABLE AREA for the building. R/U RATIO shall mean the conversion factor that, when applied to USABLE AREA, gives the RENTABLE AREA of the OFFICE AREA or STORE AREA. 3

14 OVERVIEW OF METHOD The following steps must be followed to obtain the RENTABLE AREA of an OFFICE AREA or STORE AREA. Please note that an OFFICE AREA located in a STORE AREA is measured as a STORE AREA. 1. Determine, for record keeping, the overall GROSS BUILDING AREA. 2. Ascertain the GROSS MEASURED AREA of each floor of the building, applying the concepts of FINISHED SURFACE and DOMINANT PORTION. 3. Establish the FLOOR RENTABLE AREA for each floor by deducting from each floor GROSS MEASURED AREA the area of its MAJOR VERTICAL PENETRATIONs. 4. Measure the USABLE AREA of OFFICE AREAs, STORE AREAs and BUILDING COMMON AREAs on each floor to determine each FLOOR USABLE AREA. 5. Determine the FLOOR COMMON AREA of every floor by subtracting from each FLOOR RENTABLE AREA its FLOOR USABLE AREA. 6. The FLOOR COMMON AREA is allocated to each USABLE AREA on that floor by applying that FLOOR R/U RATIO. The result is the BASIC RENTABLE AREA. 7. The BUILDING COMMON AREA is allocated to each BASIC RENTABLE AREA by applying the BUILDING R/U RATIO. The result is the RENTABLE AREA. Note that the RENTABLE AREA can be calculated by applying to the USABLE AREA of OFFICE AREA and STORE AREA the R/U RATIO (BUILDING R/U RATIO X FLOOR R/U RATIO). See chart on pages for a summary of the interrelationship of areas. RATIOS AND EQUATIONS FLOOR R/U RATIO = FLOOR RENTABLE AREA FLOOR USABLE AREA BASIC RENTABLE AREA = USABLE AREA x FLOOR R/U RATIO BUILDING R/U RATIO = BUILDING RENTABLE AREA (BUILDING RENTABLE AREA - BASIC RENTABLE AREA of BUILDING COMMON AREA) RENTABLE AREA = BASIC RENTABLE AREA x BUILDING R/U RATIO R/U RATIO = FLOOR R/U RATIO x BUILDING R/U RATIO RENTABLE AREA = USABLE AREA x R/U RATIO 4

15 ILLUSTRATIONS, DOMINANT PORTION Finished Ceiling DOMINANT PORTION FINISHED SURFACE Finished Floor Corridor Illustrates a vertical permanent outer building wall where the window system comprises 50% or more of the vertical floor-to-ceiling dimension and, therefore, is the DOMINANT PORTION. Points of measurement are shown by the connected arrows. Finished Ceiling DOMINANT PORTION FINISHED SURFACE Finished Floor Corridor Illustrates a vertical permanent outer building wall where non-glass material comprises 50% or more of the vertical floor-to-ceiling dimension and, therefore, is the DOMINANT PORTION. Points of measurement are shown by the connected arrows. 5

16 ILLUSTRATIONS, DOMINANT PORTION Finished Ceiling FINISHED SURFACE DOMINANT PORTION Finished Floor Corridor Illustrates a partially non-vertical permanent outer building wall. Points of measurement are shown by the connected arrows. Finished Ceiling FINISHED SURFACE DOMINANT PORTION Finished Floor Corridor Illustrates a non-vertical permanent outer building wall. Points of measurement are shown by the connected arrows.

17 ILLUSTRATIONS, DOMINANT PORTION TYPICAL GROUND LEVEL FLOOR Illustrates a STORE AREA condition with a street frontage, where the DOMINANT PORTION is the building line. Illustrates a condition where the window system comprises 50% or more of the vertical floor-to-ceiling dimension and, therefore, is the DOMINANT PORTION. STREET FRONTAGE Illustrates a STORE AREA condition with a street frontage, where a bay window extends outside the building line. Therefore, the DOMINANT PORTION is the building line. Mixed condition where the column is shared Illustrates a STORE AREA condition with a street frontage, where the DOMINANT PORTION is the building line. Illustrates a condition where non-glass material comprises 50% or more of the vertical floor-to-ceiling dimension and, therefore, is the DOMINANT PORTION. 7

18 ILLUSTRATIONS, DOMINANT PORTION TYPICAL UPPER LEVEL FLOOR Illustrates a condition where the window system comprises 50% or more of the vertical floor-to-ceiling dimension and, therefore, is the DOMINANT PORTION. Illustrates a condition where non-glass material comprises 50% or more of the vertical floor-to-ceiling dimension and, therefore, is the DOMINANT PORTION.

19 ILLUSTRATIONS, DOMINANT PORTION OUTSIDE CORRIDORS & TERRACES (These Styles of Building Entrances Are Common in Warmer Climates) DOMINANT PORTION OFFICE AREA OFFICE AREA Illustrates a condition where non-glass material comprises 50% or more of the vertical floor-to-ceiling dimension and, therefore, is the DOMINANT PORTION. Access Balconies and Outside Corridors Are Not Included in FLOOR RENTABLE AREAs Railing OFFICE AREA Railing OFFICE AREA Access Balconies and Outside Corridors Are Not Included in FLOOR RENTABLE AREAs Walkway DOMINANT PORTION OFFICE AREA 9

20 MEASURING GROSS BUILDING AREA GROSS BUILDING AREA is not to be used for leasing purposes except where an entire building is leased to a single tenant. This area is computed by measuring to the outside finished surface of permanent outer building walls, without any deductions. All enclosed floors of the building, including basements, garages, mechanical equipment floors, penthouses, and the like, are calculated. GROSS BUILDING AREA is sometimes referred to as construction area in the industry. STREET FRONTAGE ILLUSTRATION OF GROSS BUILDING AREA FOR A TYPICAL GROUND LEVEL FLOOR WHERE THE BUILT AREA BOWS OUT OF AN OTHERWISE STRAIGHT BUILDING LINE (Note 1) AND A BAY WINDOW EXTENDS OUTSIDE THE BUILDING LINE (Note 2) 1 Lobby 2 Elevator 3 Electricity 4 Janitor 5 Fire Command 6 Building Maintenance 7 Fan Room 8 Ventilation Shaft 9 Trash Dumpster 10 Loading Dock 11 Electrical Room 12 Fire Pump 13 Vending Machines 14 Exercise Club 15 Exit Corridor 16 Retail Service Corridor 17 Store Area 18 Security 19 Restaurant

21 MEASURING GROSS BUILDING AREA GROSS BUILDING AREA is not to be used for leasing purposes except where an entire building is leased to a single tenant. This area is computed by measuring to the outside finished surface of permanent outer building walls, without any deductions. All enclosed floors of the building, including basements, garages, mechanical equipment floors, penthouses, and the like, are calculated. GROSS BUILDING AREA is sometimes referred to as construction area in the industry. ILLUSTRATION OF GROSS BUILDING AREA FOR A TYPICAL UPPER LEVEL FLOOR 1 Lobby 2 Elevator 3 Electricity 4 Janitor 5 Fire Command 6 Building Maintenance 7 Fan Room 8 Ventilation Shaft 9 Trash Dumpster 10 Loading Dock 11 Electrical Room 12 Fire Pump 13 Vending Machines 14 Exercise Club 15 Exit Corridor 16 Retail Service Corridor 17 Store Area 18 Security 19 Restaurant 11

22 MEASURING FLOOR RENTABLE AREA FLOOR RENTABLE AREA shall mean the result of subtracting from the GROSS MEASURED AREA of a floor the area of the MAJOR VERTICAL PENETRATIONs on that same floor. No deduction shall be made for columns and projections necessary to the building. Spaces outside the exterior walls, such as balconies, terraces, or corridors, are excluded. BUILDING RENTABLE AREA shall equal the sum of all FLOOR RENTABLE AREAs. STREET FRONTAGE ILLUSTRATION OF FLOOR RENTABLE AREA FOR A TYPICAL GROUND FLOOR LEVEL FLOOR WHERE THE BUILT AREA BOWS OUT OF AN OTHERWISE STRAIGHT BUILDING LINE (Note 1) AND A BAY WINDOW EXTENDS OUTSIDE THE BUILDING LINE (Note 2) 1 Lobby 2 Elevator 3 Electricity 4 Janitor 5 Fire Command 6 Building Maintenance 7 Fan Room 8 Ventilation Shaft 9 Trash Dumpster 10 Loading Dock 11 Electrical Room 12 Fire Pump 13 Vending Machines 14 Exercise Club 15 Exit Corridor 16 Retail Service Corridor 17 Store Area 18 Security 19 Restaurant

23 MEASURING FLOOR RENTABLE AREA FLOOR RENTABLE AREA shall mean the result of subtracting from the GROSS MEASURED AREA of a floor the area of the MAJOR VERTICAL PENETRATIONs on that same floor. No deduction shall be made for columns and projections necessary to the building. Spaces outside the exterior walls, such as balconies, terraces, or corridors, are excluded. BUILDING RENTABLE AREA shall equal the sum of all FLOOR RENTABLE AREAs. ILLUSTRATION OF FLOOR RENTABLE AREA FOR A TYPICAL UPPER LEVEL FLOOR 1 Lobby 2 Elevator 3 Electricity 4 Janitor 5 Fire Command 6 Building Maintenance 7 Fan Room 8 Ventilation Shaft 9 Trash Dumpster 10 Loading Dock 11 Electrical Room 12 Fire Pump 13 Vending Machines 14 Exercise Club 15 Exit Corridor 16 Retail Service Corridor 17 Store Area 18 Security 19 Restaurant 13

24 MEASURING FLOOR USABLE AREA FLOOR USABLE AREA shall be computed by measuring the area enclosed between the FINISHED SURFACE of the OFFICE AREA side of corridors and the DOMINANT PORTION and/or MAJOR VERTICAL PENETRATIONs. BUILDING COMMON AREAs are considered to be part of FLOOR USABLE AREA. No deduction shall be made for columns and projections necessary to the building. Where alcoves, recessed entrances or similar deviation from the corridor line are present, FLOOR USABLE AREA shall be computed as if the deviation were not present. STREET FRONTAGE ILLUSTRATION OF FLOOR USABLE AREA FOR A TYPICAL GROUND FLOOR LEVEL WHERE THE BUILT AREA BOWS OUT OF AN OTHERWISE STRAIGHT BUILDING LINE (Note 1) AND A BAY WINDOW EXTENDS OUTSIDE THE BUILDING LINE (Note 2) 1 Lobby 2 Elevator 3 Electricity 4 Janitor 5 Fire Command 6 Building Maintenance 7 Fan Room 8 Ventilation Shaft 9 Trash Dumpster 10 Loading Dock 11 Electrical Room 12 Fire Pump 13 Vending Machines 14 Exercise Club 15 Exit Corridor 16 Retail Service Corridor 17 Store Area 18 Security 19 Restaurant

25 MEASURING FLOOR USABLE AREA FLOOR USABLE AREA shall be computed by measuring the area enclosed between the FINISHED SURFACE of the OFFICE AREA side of corridors and the DOMINANT PORTION and/or MAJOR VERTICAL PENETRATIONs. BUILDING COMMON AREAs are considered to be part of FLOOR USABLE AREA. No deduction shall be made for columns and projections necessary to the building. Where alcoves, recessed entrances or similar deviation from the corridor line are present, FLOOR USABLE AREA shall be computed as if the deviation were not present. ILLUSTRATION OF FLOOR USABLE AREA FOR A TYPICAL UPPER LEVEL FLOOR 1 Lobby 2 Elevator 3 Electricity 4 Janitor 5 Fire Command 6 Building Maintenance 7 Fan Room 8 Ventilation Shaft 9 Trash Dumpster 10 Loading Dock 11 Electrical Room 12 Fire Pump 13 Vending Machines 14 Exercise Club 15 Exit Corridor 16 Retail Service Corridor 17 Store Area 18 Security 19 Restaurant 15

26 MEASURING USABLE AREA USABLE AREA of an OFFICE AREA, STORE AREA or BUILDING COMMON AREA shall be computed by measuring the area enclosed by: the FINISHED SURFACE of the OFFICE side of corridor and other permanent walls; the DOMINANT PORTION or a MAJOR VERTICAL PENE- TRATION; and the center of partitions that separate the area being measured from adjoining OFFICE AREAs, STORE AREAs and/or BUILDING COMMON AREAs. No deductions shall be made for columns and projections necessary to the building. FLOOR USABLE AREA of a floor shall be equal to the sum of all the USABLE AREAs on that same floor. Where alcoves, recessed entrances or similar deviation from the corridor line are present, USABLE AREA shall be computed as if the deviation were not present. DOMINANT PORTION CENTER LINE FINISHED SURFACE CENTER LINE

27 ILLUSTRATIONS, USABLE AREA CENTER LINE DOMINANT PORTION FINISHED SURFACE CENTER LINE 17

28 ILLUSTRATIONS, FLOOR COMMON AREA ILLUSTRATION OF FLOOR COMMON AREA FOR A TYPICAL UPPER LEVEL FLOOR 1 Lobby 2 Elevator 3 Electricity 4 Janitor 5 Fire Command 6 Building Maintenance 7 Fan Room 8 Ventilation Shaft 9 Trash Dumpster 10 Loading Dock 11 Electrical Room 12 Fire Pump 13 Vending Machines 14 Exercise Club 15 Exit Corridor 16 Retail Service Corridor 17 Store Area 18 Security 19 Restaurant

29 ILLUSTRATIONS, FLOOR COMMON AREA DETAILED ILLUSTRATIONS Typical Situation, Ground Level Floor OFFICE AREA OFFICE AREA Fully Enclosed Courtyard Landscaped Planter OFFICE AREA OFFICE AREA 19

30 CALCULATING STORE AREA STORE AREA shall be computed by measuring the area enclosed by: the building line in the case of street frontage; the FINISHED SURFACE of the STORE AREA side of corridor and other permanent walls; the DOMINANT PORTION or a MAJOR VERTICAL PENETRATION; and the center of partitions that separate the STORE AREA from adjoining STORE AREAs, OFFICE AREAs and/or BUILDING COMMON AREAs. Where alcoves, recessed entrances or similar deviation from the corridor line are present, STORE AREA shall be computed as if the deviation were not present. Where vestibules, recessed entrances or similar deviation from the building line, in the case of street frontage, are present, STORE AREA shall be computed as if the deviation were not present. No addition should be made for bay windows extending outside the building line. No deductions shall be made for columns and projections necessary to the building. Street Frontage ILLUSTRATION OF STORE AREA FOR A TYPICAL GROUND LEVEL FLOOR WHERE THE BUILT AREA BOWS OUT OF AN OTHERWISE STRAIGHT BUILDING LINE (Note 1) AND A BAY WINDOW EXTENDS OUTSIDE THE BUILDING LINE (Note 2) 1 Lobby 2 Elevator 3 Electricity 4 Janitor 5 Fire Command 6 Building Maintenance 7 Fan Room 8 Ventilation Shaft 9 Trash Dumpster 10 Loading Dock 11 Electrical Room 12 Fire Pump 13 Vending Machines 14 Exercise Club 15 Exit Corridor 16 Retail Service Corridor 17 Store Area 18 Security 19 Restaurant

31 CALCULATING BASIC RENTABLE AREA The key concept to master in calculating BASIC RENTABLE AREA is the concept of FLOOR R/U RATIO in allocating FLOOR COMMON AREAs to each OFFICE AREA, STORE AREA or BUILDING COMMON AREA. The FLOOR RENTABLE AREA divided by that same FLOOR USABLE AREA equals the FLOOR R/U RATIO. = FLOOR R/U RATIO A USABLE AREA multiplied by its FLOOR R/U RATIO results in a BASIC RENTABLE AREA. x FLOOR R/U RATIO = BASIC RENTABLE AREA The total of all BASIC RENTABLE AREAs on a floor shall equal the FLOOR RENTABLE AREA of that same floor. TENANT USABLE AREA X FLOOR R/U RATIO = BASIC RENTABLE AREA # 1 # 2 # 3 # 4 # 5 # 6 FLOOR TOTAL 21

32 MEASURING BUILDING COMMON AREA BUILDING COMMON AREAs are measured like an OFFICE AREA or STORE AREA and will have a USABLE AREA and a BASIC RENTABLE AREA. No deduction shall be made for columns and projections necessary to the building. STREET FRONTAGE ILLUSTRATION OF BUILDING COMMON AREA FOR A TYPICAL GROUND LEVEL FLOOR WHERE THE BUILT AREA BOWS OUT OF AN OTHERWISE STRAIGHT BUILDING LINE (Note 1) AND A BAY WINDOW EXTENDS OUTSIDE THE BUILDING LINE (Note 2) 1 Lobby 2 Elevator 3 Electricity 4 Janitor 5 Fire Command 6 Building Maintenance 7 Fan Room 8 Ventilation Shaft 9 Trash Dumpster 10 Loading Dock 11 Electrical Room 12 Fire Pump 13 Vending Machines 14 Exercise Club 15 Exit Corridor 16 Retail Service Corridor 17 Store Area 18 Security 19 Restaurant

33 MEASURING BUILDING COMMON AREA BUILDING COMMON AREAs are areas that provide services to building tenants but which are not included in the OFFICE AREA or STORE AREA of any specific tenant. The following illustration is one of an OFFICE AREA that could be a shared conference room, available on a scheduled basis to every tenant. Note how this BUILDING COMMON AREA is similar to the USABLE AREA on page 17. As with any USABLE AREA being converted into RENTABLE AREA, BUILDING COMMON AREA will be assigned its share of FLOOR COMMON AREA and its share of BUILDING COMMON AREA. CENTER LINE Conference Room DOMINANT PORTION FINISHED SURFACE CENTER LINE 23

34 ILLUSTRATIONS, BUILDING COMMON AREA MAJOR VERTICAL PENETRATION BUILDING COMMON AREA Three Story Atrium ILLUSTRATION OF BUILDING COMMON AREA FOR A TYPICAL ATRIUM CONDITION ILLUSTRATION OF BUILDING COMMON AREA HOUSING A TYPICAL BUILDING MAINTENANCE OFFICE

35 CALCULATING RENTABLE AREA The key concept to master in calculating RENTABLE AREA is the concept of BUILDING R/U RATIO in allocating BUILDING COMMON AREAs to each BASIC RENTABLE AREA. BUILDING COMMON AREA on any floor is calculated like any USABLE AREA, and carries its own share of FLOOR COMMON AREA through the application of the FLOOR R/U FACTOR. The following are illustrations of BUILDING COMMON AREA on a ground floor and a typical above ground floor. BUILDING COMMON AREA X FLOOR R/U RATIO = BASIC RENTABLE AREA # 5 #6 #8 #10 #11 #12 #13 #14 #15 #18 TOTAL BUILDING COMMON AREA X FLOOR R/U RATIO = BASIC RENTABLE AREA # 1 TOTAL A conference center on a floor is a BUILDING COMMON AREA if no rent is charged for its use. 25

36 GLOBAL SUMMARY OF AREAS You should now be able to produce your own summary of areas. The following is an example provided for your global comprehension (3-4) (7+8+9) =5 =10 USABLE AREAs FLOOR GROSS BUILDING AREA GROSS MEASURED AREA MAJOR VERTICAL PENETRATION FLOOR RENTABLE AREA SPACE I.D. OFFICE AREA STORE AREA BUILDING COMMON AREA FLOOR USABLE AREA #1 #2 1 #3 #4 #5 #1 #2 #3 2 #4 #5 #6 #7 #8 #1 #2 3 #3 #4 #5 #6 TOTAL (Σ)

37 An alternate method for calculating the RENTABLE AREA for each tenant, column 20, is the application of the R/U RATIO to the USABLE AREA of the OFFICE AREA and STORE AREA, columns 7 and 8. The R/U RATIO is the result of multiplying the FLOOR R/U RATIO, column 12, by the BUILDING R/U RATIO, column (5-10) (5 10) (7x12) (8x12) (9x12) (Σ13+Σ14+Σ15) 16 (16-Σ15) (13x17) (14x17) (18+19) =11 =12 =13 =14 =15 =16 =17 =18 =19 =20 BASIC RENTABLE AREAs RENTABLE AREA FLOOR COMMON AREA FLOOR R/U RATIO OFFICE AREA STORE AREA BUILDING COMMON AREA BUILDING RENTABLE AREA BUILDING R/U RATIO OFFICE AREA STORE AREA TOTAL RENTABLE AREA 27

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